Kigali’s skyline tells two stories at once. One is of rapid growth, cranes dotting the horizon and new estates reshaping the city. The other is less flattering: tens of thousands of surveyed land plots lying idle, even as housing demand continues to rise. This contradiction should concern policymakers and residents alike. For years, the problem of undeveloped land has been framed largely as one of speculation, with enforcement presented as the main solution. The law allows confiscation of plots left idle for three years, followed by auction. ALSO READ: 10 major changes in the new Kigali master plan While this approach may deter deliberate land banking, it misses a deeper truth. Many landowners are not hoarding land for profit; they simply lack the financial muscle to develop it under current planning requirements. Treating financial incapacity as defiance is both unfair and counterproductive. What Kigali needs now is a shift in mindset—from punishment to problem-solving. Incremental development is an obvious place to start. Allowing landowners to build in phases recognises economic reality. A structure that grows over time, within clear planning guidelines, is far better than an empty plot waiting for confiscation. Gradual compliance keeps land productive while reducing pressure on households. ALSO READ: City of Kigali approves settlement sites with 40,000 plots Even more transformative are partnership and condominium models. Kigali is full of people who have land but no capital, and others who have capital but no land. Bringing the two together should not be the exception; it should be the norm. When land becomes equity, development becomes possible without forcing owners to sell off their only asset. However, these models will only thrive if supported by strong policy. Condominium ownership must be clearly regulated, with individual titles or UPIs guaranteed for every unit, including upper floors. Without legal certainty, few citizens will risk pooling their savings into shared developments. ALSO READ: Inside Kigali’s plan to reduce informal settlements to 20% Zoning rules also deserve scrutiny. Continuing to prioritise single-family homes in residential zones where land is scarce makes little sense. Vertical living is no longer a luxury concept; it is an urban necessity. Encouraging multi-storey condominiums would ease land pressure and expand access to affordable housing. Idle land is not Kigali’s failure—it is Kigali’s opportunity. With smart partnerships, flexible construction, and forward-looking regulation, the city can turn empty plots into homes, density into opportunity, and enforcement into empowerment.
